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HomeMy WebLinkAboutD_Billing_Short_Plat_260212_v4DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Billing_Short_Plat_260212_v4 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: February 12, 2026 Project File Number: PR22-000353 Project Name: Billing Short Plat Land Use File Number: LUA24-000190, SHPL-A Project Manager: Valerie Porter, Senior Planner Owner: Badanvir Billing, 14103 160th Ave SE, Renton, WA 98059 Applicant/Contact: Dante Palmaffy, 12925 47th Dr SE, Everett, WA 98208 Project Location: 14103 160th Ave SE, Renton, WA 98059 (APN 1423059011) Project Summary: The applicant is requesting preliminary short plat approval to subdivide an existing single-family lot into two (2) residential lots and two (2) tracts. Tract A would be a shared driveway; Tract B would be a landscaping tract. The project site is located at 14103 160th Ave SE (APN 1423059011) and totals approximately 36,469 square feet (0.86 acres) in area. The property is zoned Residential-4 (R-4). Both lots are for the benefit of detached dwellings. The existing residence is proposed for retention but will be altered to comply with development standards for the applicable zone. Primary access will be off 160th Ave SE. The site contains 23 trees and the applicant is proposing to retain 14 trees. No critical areas were identified on the subject property. The applicant submitted a Technical Information Report (TIR), Arborist Report, and Geotechnical Services Report with the application. Site Area: 0.86 acres Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 2 of 22 D_Billing_Short_Plat_260212_v4 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Project Narrative, prepared by D. Palmaffy Design Exhibit 3: Plan Set, prepared by PEC Design and Consulting, LLC, dated March 25, 2025 Exhibit 4: Topographic Survey, prepared by Site Surveying, Inc., dated July 29, 2021 Exhibit 5: Building Site Plan, prepared by Cascade, dated May 1, 2023 Exhibit 6: Building Plan Set, prepared by Cascade, dated April 28, 2023 Exhibit 7: Landscape Plan, prepared by Kismet Design, LLC, dated June 4, 2024 Exhibit 8: Tree Protection Plan, prepared by A.B.C. Consulting Arborists, LLC, dated July 27, 2023 Exhibit 9: Construction Mitigation Description, prepared by D. Palmaffy Design Exhibit 10: Water Availability Certificate Exhibit 11: Technical Information Report (TIR), prepared by PEC Design and Consulting, LLC, dated August 23, 2022, revised on November 22, 2025 Exhibit 12: Geotechnical Engineering Evaluation, prepared by Nelson Geotechnical Associates, Inc, dated November 19, 2021 Exhibit 13: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Badanvir Billing 14103 160th Ave SE Renton, WA 98059 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD) 4. Existing Site Use: Existing single-family residence 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: Single-family residences, Residential-4 (R-4) Zoning District, Residential Low Density (RLD) Comprehensive Plan Designation. b. East: Single-family residences, Residential-4 (R-4) Zoning District, Residential Low Density (RLD) Comprehensive Plan Designation. c. South: Single-family residences, Residential-4 (R-4) Zoning District, Residential Low Density (RLD) Comprehensive Plan Designation. d. West: Single-family residences, Residential-4 (R-4) Zoning District, Residential Low Density (RLD) Comprehensive Plan Designation. 7. Site Area: 0.86 acres Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 3 of 22 D_Billing_Short_Plat_260212_v4 D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 6153 01/01/2025 Zoning N/A 6160 06/24/2025 Annexation (Liberty) A-07-002 5398 08/11/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by King County Water District 90. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 10-inch (10”) PVC gravity wastewater main located in 160th Ave SE. c. Surface/Storm Water: The site is slightly sloped from the northwest to southeast. There is an existing 12-inch (12”) public stormwater main on the east side of 160th Ave SE. There is an existing surface water ditch and a 12-inch (12”) polyethylene stormwater main on the west side of 160th Ave SE. 2. Streets: The proposed development fronts 160th Ave SE along the east property line. 160th Ave SE is classified as a Residential Access Street with an existing ROW of 60 feet (60’). 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Zoning District – Uses and Standards a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 4 of 22 D_Billing_Short_Plat_260212_v4 H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on June 18, 2024 and determined the application complete on July 2, 2024. Upon deeming the land use application complete, the City issued a Notice of Application, which was mailed to the applicant, property owner, and all property owners and tenants of record within 300 feet (300’) of the site. The Notice of Application was also posted on the City’s website and on a notice board installed at the project site, consistent with Renton Municipal Code (RMC) 4-8-090C. In addition, several revisions and information requests were issued throughout the project review process. An on-hold notice was first issued on July 26, 2024, requesting additional engineering and fire-related information. The applicant was unable to meet the October 26, 2024 deadline and requested two (2) extensions. The project was taken off hold on April 2, 2025. Following further review, additional information was again required, and the project was placed back on hold on April 29, 2025. After the applicant submitted the requested materials, an off-hold letter was issued on July 28, 2025. The project was placed on hold once more on August 21, 2025, and an off-hold notice was issued on December 22, 2025, after the remaining information was provided. The project complies with the Type II 100-day review time period. 2. The project site is located at 14103 160th Ave SE, Renton, WA 98859 (APN 1423059011). 3. The project site is currently developed with an existing single-family residence (Exhibit 2). The single- family residence is proposed to be remodeled (Exhibits 5 and 6). 4. Access to the site would be provided via a new shared driveway off 160th Ave SE. 5. The property is located within the Residential Low Density (RLD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 (R-4) zoning classification. 7. There are approximately 23 trees located on-site, of which the applicant is proposing to retain a total of 14 trees (Exhibit 8). 8. No critical areas are mapped on the site. 9. The site togography is relatively flat with a gentle slope on the western portion (Exhibits 4 and 13). Approximately 200 cubic yards of material would be cut on-site and approximately 200 cubic yards of fill is proposed to be brought into the site (Exhibit 3). 10. The applicant is proposing to begin construction in 2026 and end at the end of 2026. 11. No public comments were received by staff. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Comprehensive Plan Compliance: The site is designated Residential Low Density (RLD) on the City’s Comprehensive Plan Map. The purpose of the RLD applies to lands constrained by sensitive areas, those intended to provide transition to the rural areas, or those appropriate for low density residential uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 5 of 22 D_Billing_Short_Plat_260212_v4 Compliance Comprehensive Plan Analysis ✓ Policy LU-3: Encourage infill development with a variety of housing types to meet growth targets and provide a greater variety of housing options. ✓ Goal LU-I: Accommodate residential growth, by: • Encouraging the development of new attached housing of moderate density and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations; • Supporting infill development on vacant and underutilized land in established low- moderate-density residential neighborhoods; and • Allowing development of new detached housing on large tracts of land outside the City Center. ✓ Goal LU-BB: Ensure new development supports a high quality of life with design that is functional and attractive. ✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy LU-48: Consider scale and context for infill project design to preserve privacy and quality of life for residents. ✓ Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. ✓ Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide for respite, recreation, and sun/shade. 14. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation applies to lands suitable for low-density residential uses and provides transition between rural designation zones and higher intensity residential zones. To expand the variety of housing options, the R-4 Zone allows for both single-family development and middle housing. The R-4 Zone implements the Residential Low Density land use designation. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met: Compliance R-4 Zone Develop Standards and Analysis ✓ Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one- half (0.50) shall be rounded down to the nearest whole number. Staff Comment: According to the site survey (Exhibit 3), the project site has a gross site area of 36,469 square feet (0.83 acres). A right-of-way dedication on 160th Ave SE is not required. Based on the 36,469 square feet of gross acreage, Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 6 of 22 D_Billing_Short_Plat_260212_v4 minus 6,146 square feet of private access easements (Tract A), the project has a net area of 30,323 square feet (0.69 acres). The proposal for two (2) lots on the 0.69-net-acre site would result in a net density of 2.89 dwelling units per net acre (2 du/ac / 0.69 net acres = 2.89 du/ac) and meets the density requirements of the R-4 zone. Compliant if condition of approval is met Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1 and 2 and the parcel sizes for Tracts A and B: Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Parcel A 11,820 124’-6 ¾” 114-0” Parcel B (Corner Lot) 16,551 95’-8” 179’-7/8” Tract A (Shared Driveway) 6,146 N/A N/A Tract B (Landscaped Strip) 1,951 N/A N/A Staff Comment: As reflected in the table above, all proposed residential lots would comply with the minimum lot size, width, and depth requirements of the R-4 zone. To ensure maintenance of all common improvements within the proposed short plat, staff recommends, as a condition of approval, that all lots shall have a common, undivided interest in the shared driveway (Tract A) and the eight-foot (8') landscaped strip (Tract B), and a maintenance agreement shall be established. A draft maintenance agreement for all common improvements shall be submitted at the time of civil construction permit review for review and approval by the Development Engineering Plan Reviewer and the Current Planning Project Manager. Compliant if conditions of approval are met Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. A corner lot abuts upon any combination of two (2) or more streets, including private streets (e.g., unit lot drives), access easements, or shared driveways, but excluding alleys, at their intersection, or upon two (2) parts of the same street, such streets or parts of the same street forming an interior angle of less than one hundred thirty five degrees (135°) within the lot lines. A yard requirement is an open space on a lot unoccupied by structures, unless specifically authorized otherwise. The Planning Division shall determine the various yard requirements for uniquely shaped lots and flag lots. 1. Front Yard: The yard requirement that separates the structure(s) from public right-of-way, private access easement, or shared driveway. For through lots, Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 7 of 22 D_Billing_Short_Plat_260212_v4 corner lots, and lots without street frontage, the front yard will be determined by the Planning Division Director. 2. Secondary Front Yard: The yard requirement for corner lots and through lots that serves as a second front yard abutting a street right-of-way, private street, or shared driveway. 3. Rear Yard: The yard requirement opposite the front yard. Where a lot abuts an alley, the rear yard shall always be the yard abutting the alley. For irregularly shaped lots, the rear yard shall be measured from an imaginary line at least fifteen feet (15') in length located entirely within the lot and farthest removed and parallel to the front lot line or its tangent. 4. Side Yard: The yard requirement which is not a front yard, a secondary front yard, or a rear yard. Staff Comment: Parcel A is currently undeveloped and is planned for future development as the project progresses. The future single-family home on Parcel A would establish its primary front yard toward the shared driveway tract (Tract A) to the south, with the east and west property lines designated as side yards, and the north property line along SE 7th St, a private accessway, as the rear yard. The north property lines of Parcels A and B do not provide direct access to the subject parcels. The applicant is proposing to retain the existing single-family home located on Parcel B and remodel it to comply with applicable setback requirements (Exhibits 5 and 6). Parcel B is considered a corner lot, as it would abut multiple streets and accessways: 160th Ave SE (public ROW) to the east, Tract A (shared driveway) to the south, and SE 7th St to the north. According to RMC 4-2-110I.22, Parcel B, a corner lot, is required to have a front yard and a secondary front yard and is relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. More specifically, as a corner lot, Parcel B is required to have a front yard–the yard that separates the structure from the public right-of-way (160th Ave SE); a secondary front yard— the yard requirement for corner lots served via a shared driveway (Tract A); and a side yard setback in place of a rear yard along the west property line. To ensure consistent application of setbacks and to provide clarity for future permitting, staff recommends, as a condition of approval, that the setback designations applied to Parcel A and Parcel B shall be as follows: Parcel A—front yard (south), side yards (east and west), and rear yard (north); Parcel B (corner lot)—front yard (east), secondary front yard (south), and side yards (west and north). The applicant is proposing to reduce the size of the detached single-family home on Parcel B from approximately 2,252 square feet to approximately 1,395 square feet in order to comply with the aforementioned setback requirements. To ensure compliance, staff recommends, as a condition of approval, that the applicant submit a building permit for City review and approval, and obtain final occupancy for the portion of the existing residence on Parcel B to be removed and remodeled to meet the R‑4 setback requirements prior to final short plat approval. The preliminary short plat plan set (Exhibit 3), indicates the proposed lot (Parcel A) would provide sufficient area to comply with the required setback areas. Compliance with setback requirements for the new home would be verified at Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 8 of 22 D_Billing_Short_Plat_260212_v4 the time of building permit review. Compliance not yet demonstrated Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The applicant is proposing to retain the existing single-family home but alter the structure. After creation of the new lot, the modified single- family lot on Parcel B would cover approximately eight percent (8%) of the lot. It is anticipated that additional changes will be made to the site including, but not limited to, adding a driveway, relocating the water feature, and removing a portion of the existing driveway to create a continuous eight-foot (8’) wide landscaped strip along the majority of the south property line. These proposed changes may impact impervious surface coverage requirements, but is not anticipated to exceed the requirement. Building height, building coverage, and impervious surface coverage for the lots would be verified at the time of building permit review. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. Street trees shall have a minimum caliper of two inches (2") and be planted pursuant to the standards promulgated by the City, which may require root Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 9 of 22 D_Billing_Short_Plat_260212_v4 barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of- way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single-Family Residence. Staff Comment: The applicant submitted a Landscape Plan, prepared by Kismet Design, LLC, dated June 4, 2024 (Exhibit 7) and a Tree Protection Plan, prepared by A.B.C. Consulting Arborists, LLC, dated July 27, 2023 (Exhibit 8), with the short plat application materials. The landscape plan includes the eight-foot (8’) wide street tree planting strip between the curb and sidewalk along 160th Ave SE and a ten-foot (10’) wide on-site landscape strip along the street frontage. However, the landscape strip is not shown as continuous, despite indicating that the landscape strip remains continuous along the eastern property line. Per RMC 4- 4-070F.1, Street Frontage Landscaping Required, ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Originally, the subject site gained access via a concrete driveway off 160th Ave SE. The existing driveway to the existing single-family residence must be decommissioned, but a pedestrian walkway must be retained from the residence to the public street. To ensure a pedestrian walkway is provided from the existing residence to the abutting public sidewalk on 160th Ave SE and to ensure the continuous street-frontage landscaping requirement is met, staff recommends, as a condition of approval, that the applicant be required to submit a detailed landscape plan at the time of civil construction permit review that documents compliance with the street frontage landscaping requirements in RMC 4-4-070. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. Pursuant to RMC 4-6-060J, Shared Driveway Standards, if a shared driveway abuts properties that are not part of the subdivision, an eight-foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties, planted with a mixture of trees, shrubs, and groundcover. To comply with this requirement, the applicant is proposing an eight-foot (8') wide landscaped strip along much of the southern property line, which would be placed in a tract, Tract B. This landscaped strip would consist of Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 10 of 22 D_Billing_Short_Plat_260212_v4 a mixture of trees (Pyramidal European Hornbean, City Sprite Japanese Zelkova), shrubs (dwarf witchalder, gulf stream heavenly bamboo, summer wine ninebark, magic carpet spirea, and dark horse weigela), grasses (Hameln fountain grass), and groundcover (kinnikinnick) providing adequate screening for the adjacent single-family parcels to the south. The proposed vegetation would be reviewed in greater detail with the civil construction permit. ✓ Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4- 4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A Tree Retention Plan, prepared by A.B.C. Consulting Arborists, LLC, dated July 27, 2023 (Exhibit 8) and a Landscape Plan, prepared by Kismet Design, LLC, dated June 4, 2024 (Exhibit 7), were submitted with the project application. According to the submitted tree protection plan, 23 trees were inventoried for the proposed project. Four (4) of these trees are being removed as they conflict with the project design, and five (5) trees were identified as high- risk trees, leaving 14 viable significant trees on the project site. Based on the City’s 30 percent (30%) tree retention requirements, a total of five (5) trees would be required to be retained or replaced. The applicant is proposing to retain 14 trees. The site complies with tree retention requirements. In accordance with RMC 4-4-130H.1.b, properties shall contain a minimum rate of 30 credits per net acre. The project must provide a minimum of 25 tree credits. The project is proposing to retain approximately 14 trees, which equates to approximately 120 tree credits. The applicant is also proposing a landscaped strip (Tract B) between the shared driveway and the neighboring properties to the south, which would contain eight (8) new trees consisting of four (4) medium size trees (Pyramidal European Hornbean) and four (4) small deciduous trees (City Sprite Japanese Zelkova) (Exhibit 7), which equates to five (5) additional tree credits. The site complies with the 25-tree-credit requirement. Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 11 of 22 D_Billing_Short_Plat_260212_v4 ✓ Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The site plan shows access to Parcel A and Parcel B via a 20- foot (20’) wide shared driveway (Tract A) located along the south end of the parcel that connects to 160th Ave SE. The shared driveway access includes a hammerhead turnaround. See FOF 16, Compliance with Subdivision Regulations: Access, regarding the shared driveway condition as it relates to driveway cuts. ✓ Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The site plan shows on-site fencing along SE 7th St, 160th Ave SE, as well as the western and the southern lot lines. The fence along the west lot line gradually encroaches into the interior of the site by at least five feet five inches (5’-5”) from the aforenoted property line. Further review of fencing requirements would occur as part of the civil construction and building permit applications. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-4 and Analysis ✓ New lots shall be configured to achieve both of the following: 1. The location of stormwater infiltrating LID facilities shall be optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities; and 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable, as defined by the Surface Water Design Manual. Staff Comment: See drainage discussion below under FOF 17, Availability and Impact on Public Services. Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 12 of 22 D_Billing_Short_Plat_260212_v4 Compliance not yet demonstrated Garages: All of the following are required: 1. If an attached garage is wider than twenty-six feet (26'), at least one (1) garage door shall be recessed a minimum of four feet (4') from the other garage door; 2. For corner lots, attached garages shall not be located on the building corner that fronts two streets (public street, private street, or shared driveway); 3. Garage doors shall contain a minimum of thirty percent (30%) glazing and/or architectural detailing (e.g., trim and hardware); and 4. For cottage house developments, private garages are prohibited on individual unit lots. One (1) of the following is required for all dwelling units, except ADUs: 1. The front porch projects in front of the garage a minimum of five feet (5'), and is a minimum of twelve feet (12') wide; 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area; 3. The garage door does not face a public and/or private street or an access easement; 4. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level; or 5. The garage is detached. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: All of the following are required: 1. All ground-related dwelling units shall provide a covered porch entry with a minimum depth of five feet (5'), unless the dwelling units are accessed entirely from an internal common corridor, in which case the shared entry shall feature a covered porch with a minimum depth of five feet (5'); 2. Entries shall be a minimum height of twelve inches (12") above grade; 3. Entries shall take access from and face a street, park, common green, 4. Ground-related units that front two (2) streets shall engage both streets utilizing design features that wrap the corner of the building, such as a wraparound porch or pergola. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Parcel A is designated as an interior lot, while Parcel B is classified as a corner lot. Building designs have not yet been submitted for staff review as they are not required at this phase. The proposed home on Parcel A will orient its primary building entrance toward Tract A and the existing residence on Parcel B will continue to be oriented toward 160th Ave SE to create a pedestrian Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 13 of 22 D_Billing_Short_Plat_260212_v4 friendly and cohesive street frontage. Compliance with primary entry standards will be verified during building permit review. Compliance not yet demonstrated Facade Modulation: One (1) of the following is required: 1. All Building facades that front a shared driveway, public street, park, common green, pocket park, pedestrian easement, or open space shall provide at least one (1) articulation or change in plane of at least two feet (2') in depth, with a width no less than ten feet (10’); or 2. Detached ADUs with a total building area of 800 sq. ft. or less may substitute a more prominent primary entry in lieu of facade modulation; provided, that the entry features a covered porch with a square footage no less than ten percent (10%) of the total building area. Staff Comment: Building designs have not yet been submitted for staff review as they are not required at this phase. Modifications are being proposed to the existing home on Parcel B, which will require compliance with the Residential Design and Open Space Standards to the greatest extent practical and feasible. Compliance with these standards will be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: All of the following are required: 1. Windows and doors shall constitute a minimum of twenty-five percent (25%) of the primary front facade; 2. Windows and doors shall constitute a minimum of twenty percent (20%) of the secondary front facade when the home is located on a corner lot; and 3. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. Staff Comment: Building designs have not yet been submitted for staff review as they are not required at this phase. Modifications are being proposed to the existing home on Parcel B, which will require compliance with the Residential Design and Open Space Standards to the greatest extent practical and feasible. Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Scale, Bulk, and Character: All design features, including porches, principal dormers, or other significant features, shall be proportional to the primary building form and shall not dominate in a manner inconsistent with the building’s architectural character. Additionally, all of the following are required for detached dwellings: 1. A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used; 2. Abutting, adjacent, and diagonal dwellings shall have differing architectural elevations; and 3. No more than two (2) of the same model and elevation shall be built on the same block frontage, or within the same cluster (when applicable). Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 14 of 22 D_Billing_Short_Plat_260212_v4 Staff Comment: Building designs have not yet been submitted for staff review as they are not required at this phase. Modifications are being proposed to the existing home on Parcel B, which will require compliance with the Residential Design and Open Space Standards to the greatest extent practical and feasible. Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Color Palettes: All of the following are required: 1. Color palettes for all new buildings, coded to the building elevations, shall be submitted for approval; 2. For detached dwellings (excluding ADUs), abutting, adjacent, and diagonal homes shall be of differing color; 3. To differentiate same models and elevations within a development, different colors shall be used; 4. Multiple colors on buildings shall be provided; and 5. Gutters and downspouts shall be integrated into the color scheme of the building and be painted to match the trim color, or an integral color of the home. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Building Materials: All of the following are required: 1. Buildings shall incorporate a minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) on street-facing facades. One (1) alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing facade; 2. Material transitions or changes shall not occur at an exterior corner, but shall wrap the corner no less than twenty-four inches (24"). The material change shall occur at an internal corner or a logical transition, such as aligning with a window edge or chimney; 3. Acceptable exterior wall materials include: wood, cement fiberboard, stucco, stone, and standard sized brick ((3 1/2" x 7 1/2") or (3 5/8" x 7 5/8")); and 4. 4. Simulated stone, wood, or brick may be used only for detailing and not for the primary form of the building. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Roofs: Both of the following are required: 1. A variety of roofing colors shall be used within a development and all roof material shall be fire retardant; and 2. Single-family residential subdivisions and cottage house developments shall use a variety of roof forms, appropriate to the style of the home. Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 15 of 22 D_Billing_Short_Plat_260212_v4 Staff Comment: Building designs have not yet been submitted for staff review as they are not required at this phase. Modifications are being proposed to the existing home on Parcel B, which will require compliance with the Residential Design and Open Space Standards to the greatest extent practical and feasible. Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Building designs have not yet been submitted for staff review as they are not required at this phase. Modifications are being proposed to the existing home on Parcel B, which will require compliance with the Residential Design and Open Space Standards to the greatest extent practical and feasible. Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounding all windows and detailing all doors; 2. If only one (1) siding material is used on any building facade that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story; 3. At least one (1) of the following architectural details shall be provided on each home: dormers, shutters, knee braces, flower boxes, or columns; 4. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted; and 5. If columns are used, they shall be round, fluted, or strongly related to the home’s architectural style. Posts (6" x 6") may be allowed if chamfered and/or banded. Exposed posts (6" x 6" or smaller) are prohibited. Staff Comment: Building designs have not yet been submitted for staff review as they are not required at this phase. Modifications are being proposed to the existing home on Parcel B, which will require compliance with the Residential Design and Open Space Standards to the greatest extent practical and feasible. Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Color Palettes: All of the following are required: 1. Color palettes for all new buildings, coded to the building elevations, shall be submitted for approval; Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 16 of 22 D_Billing_Short_Plat_260212_v4 2. For detached dwellings (excluding ADUs), abutting, adjacent, and diagonal homes shall be of differing color; 3. To differentiate same models and elevations within a development, different colors shall be used; 4. Multiple colors on buildings shall be provided; and 5. Gutters and downspouts shall be integrated into the color scheme of the building and be painted to match the trim color, or an integral color of the home. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Building Materials: All of the following are required: 1. Buildings shall incorporate a minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) on street-facing facades. One (1) alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing facade; 2. Material transitions or changes shall not occur at an exterior corner, but shall wrap the corner no less than twenty-four inches (24"). The material change shall occur at an internal corner or a logical transition, such as aligning with a window edge or chimney; 3. Acceptable exterior wall materials include: wood, cement fiberboard, stucco, stone, and standard sized brick ((3 1/2" x 7 1/2") or (3 5/8" x 7 5/8")); and 4. Simulated stone, wood, or brick may be used only for detailing and not for the primary form of the building. Staff Comment: Compliance for this standard would be verified at the time of building permit review. 16. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if condition of approval is met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: RMC 4-6-060 requires that each lot within a short plat have access to a public street, either directly or via an approved shared-access arrangement. Access to the two (2) lots is proposed via a 20-foot (20’) wide shared driveway with a hammerhead off of 160th Ave SE. Staff recommends, as a condition of approval, that driveway access to the proposed lots be provided from the shared driveway within Tract A. An updated civil plan set showing driveway access to each lot shall be submitted to the Current Planning Project Manager at Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 17 of 22 D_Billing_Short_Plat_260212_v4 the time of civil construction permit review. In addition, a note shall be recorded on the face of the short plat stating that access to the lots shall be provided via the shared driveway tract (Tract A). N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, as no blocks are proposed. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-4 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to- one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: The proposed lots would comply with the minimum area and dimensional standards of the R-4 zone (see FOF 14, Zoning Development Standard Compliance). The proposed lots are generally rectangular in shape. As previously noted above (see FOF 15: Design Standards), the primary entrance for the new residence proposed on Parcel A must be oriented towards Tract A. As previously conditioned above, the single-family homes must gain vehicle access from Tract A and “front” facade design elements would be required on the east facade facing 160th Ave SE for Parcel B and the south facade facing Tract A on Parcel A. ✓ Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The project site fronts 160th Ave SE, which is classified as a Residential Access Street, and has an existing right-of-way (ROW) width of 60 feet (60’) with an existing paved width of approximately 26 feet (26’). To meet the City’s Complete Street Standards for Residential Access Streets, a minimum ROW width of 60 feet (60’) is required. Per RMC 4-6-060Q.2, Half Street Improvements, half of street improvements measured from the ROW centerline are required and must include a 26-foot (26’) paved road (16 feet [16’] on each side), a one‑half‑foot (0.5’) wide curb, an eight-foot (8’) wide planting strip, a five-foot (5’) wide sidewalk, and a one‑half‑foot (0.5’) wide clear space behind sidewalk. The submitted landscape plan (Exhibit 7) depicts these requirements. Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 18 of 22 D_Billing_Short_Plat_260212_v4 Direct vehicle access to the proposed lots will be gained by a 20-foot (20’) wide fully paved shared driveway (Tract A), which is approximately 244 feet (244’) long. According to RMC 4-6-060H, Dead End Streets, dead-end streets are required to provide a dedicated hammerhead turnaround of cul-de-sac when the street length is between 150 feet (150’) and 300 feet (300’). The applicant is proposing to construct a hammerhead turnaround for fire access, which may also serve as driveway connection to Tract A. The proposal is exempt from the concurrency test per RMC 4-6-070C.2.a.ii. Each new residence is subject to a Transportation Impact Fee. The 2026 Transportation Impact Fee is $ 11,485.67 per detached dwelling. Assessed fees for future residences would be based on the City of Renton Fee Schedule in effect at the time of building permit issuance. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discussed, the proposed lots would comply with the minimum area and dimensional requirements of the R-4 zone, all lots would front on a public street, private street, or shared driveway and would be compatible with other single-family development in the surrounding area. 17. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Staff Comment: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire Impact Fees are applicable at the rate of $779.24 per single-family unit. This fee is paid at the time of building permit issuance. ✓ Schools: Staff Comment: At this time, Issaquah School District is unable to confirm whether additional students can be accommodated. If the school district is unable to accommodate a student upon an attendance request, a family may be required to request attendance from a neighboring district. If the Issaquah School District can accommodate, any additional students generated by this proposal at the following schools: Briar Elementary, Maywood Middle School and Liberty High School. Any new elementary and high school students from the proposed development would be bussed to their schools. The bus stop is located at the intersection of 160th Ave SE & SE 7th St. Students would walk north along the newly constructed sidewalk of 160th Ave SE to the bus stop. Any new middle school students from the development would walk over one (1) mile to school along the following route: students would walk south along 160th Ave SE on the existing sidewalk and/or shoulder to SE 144th St. Next, they would cross the street and walk east along SE 144th St, then walk south along 168th Ave SE to the elementary school. Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 19 of 22 D_Billing_Short_Plat_260212_v4 The proposed project includes the installation of frontage improvements along 160th Ave SE, which includes a five-foot (5’) wide sidewalk and an eight-foot (8’) wide landscape strip. These frontage improvements would add to a safe walking environment by creating sidewalks for the students to use when leaving the development to walk to school or walk to bus pickup locations. A School Impact Fee, based on the creation of new single-family lots, may be required to mitigate the proposal’s potential impacts on the Issaquah School District. The fee is payable to the City in accordance with the Renton Municipal Code. The 2026 fee is currently assessed at $0.00 per single-family residence, and therefore, is not required at this time. However, the fees are subject to change and the fee in effect at the time of building permit issuance will apply. ✓ Parks: Staff Comment: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,276.44. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. ✓ Storm Water: Staff Comment: A Technical Information Report (TIR), prepared by PEC Design and Consulting, LLC, dated August 23, 2022, revised on November 22, 2025 (Exhibit 11) and a Geotechnical Engineering Evaluation, prepared by Nelson Geotechnical Associates, dated November 19, 2021 (Exhibit 12), were submitted as part of the application. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report state that full infiltration is not feasible. However, a shallow, low-impact design infiltration system may be feasible at specific areas within the site. The project falls within the Flow Control Duration Standard-Matching Forested, is subject to a Flood Problem Flow Control Standard, and is located within the Lower Cedar River Drainage Basin. Therefore, the project must match the Existing site conditions for the 100-year peaks, in addition to matching the Forested site conditions for the 2-year and 10-year peaks and the discharge durations from 50 percent (50%) of the 2-year peak to the full 50-year peak. The report is based on a Full Drainage Review and Core Requirements 1 thru 9 and the six Special Requirements have been discussed in the Technical Information Report. For additional utility requirements, please see the advisory notes (Exhibit 13). There is a 2026 System Development Charge of $0.94 per square feet. SDC fees are payable at construction permit issuance. ✓ Water: Staff Comment: Water service would be provided by King County Water District 90. A certificate of water availability (Exhibit 10) from the King County Water District 90 was provided with the land use submittal. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. ✓ Sanitary Sewer: Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 20 of 22 D_Billing_Short_Plat_260212_v4 Staff Comment: The proposed development is within the City’s sewer service area. There is an existing 10-inch (10”) PVC gravity wastewater main located in 160th Ave SE located east of the proposed site, conveying wastewater south. There are two (2) existing polyvinyl chloride sewer stubs serving the existing home on the property. All new sewer stubs shall conform to the standards in RMC 4-6-060 and City of Renton Standard Details. In addition, individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new stubs shall be a minimum of six inches (6”). Revised plans must be submitted with the civil construction permit. For additional utility requirements, please see the advisory notes (Exhibit 13). This project is subject to a wastewater system development charge (SDC) fee that is due at the time of civil construction permit issuance. The SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2026 SDC fee for each one-inch (1”) meter is $4,025. The Central Plateau Interceptor Frontage Special Assessment District will be applicable on the project. The SAD has reached its maximum assessment and is $8,889.82 per residential lot. This fee is due at the time of construction permit issuance. I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (RLD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 5 and FOF 13, Comprehensive Plan Compliance. 2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 6 and FOF 14, Zoning Development Standard Compliance. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15, Design Standards. 4. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 16, Compliance with Subdivision Regulations. 5. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16, Compliance with Subdivision Regulations: Streets. 6. There are safe walking routes to the school bus stop. See FOF 17, Availability and Impact on Public Services: Schools. 7. There are adequate public services and facilities to accommodate the proposed short plat. See FOF 17, Availability and Impact on Public Services. 8. Key features which are integral to this project include establishing an on-site landscape strip (Tract B) between the shared driveway (Tract A) and neighboring properties to the south, installing street frontage improvements on 160th Ave SE, and constructing a shared driveway (Tract A) to reduce driveway access points to the residential access street (160th Ave SE). Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 21 of 22 D_Billing_Short_Plat_260212_v4 J. DECISION: The Billing Short Plat, File No. LUA24-000190, SHPL-A, as depicted in Exhibit 3, is approved and is subject to the following conditions: 1. All lots shall have a common, undivided interest in the shared driveway (Tract A) and the eight-foot (8') landscaped strip (Tract B), and a maintenance agreement shall be established. A draft maintenance agreement for all common improvements shall be submitted at the time of civil construction permit review for review and approval by the Development Engineering Plan Reviewer and the Current Planning Project Manager. 2. The setback designations applied to Parcel A and Parcel B shall be as follows: Parcel A—front yard (south), side yards (east and west), rear yard (north); Parcel B (corner lot)—front yard (east), secondary front yard (south), side yards (west and north). 3. The applicant shall submit a building permit for City review and approval, and obtain final occupancy for the portion of the existing residence on Parcel B to be removed and remodeled to meet the R‑4 setback requirements prior to final short plat approval. 4. The applicant shall be required to submit a detailed landscape plan at the time of civil construction permit review that documents compliance with the street frontage landscaping requirements in RMC 4-4-070. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 5. Driveway access to the proposed lots shall be provided from the shared driveway within Tract A. An updated civil plan set showing driveway access to each lot shall be submitted to the Current Planning Project Manager at the time of civil construction permit review. In addition, a note shall be recorded on the face of the short plat stating that access to the lots shall be provided via the shared driveway tract (Tract A). DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on February 12, 2026 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Badanvir Billing, 14103 160th Ave SE, Renton, WA 98059 Dante Palmaffy 12925 47th Dr SE Everett, WA 98208 TRANSMITTED on February 12, 2026 to the Parties of Record: None. TRANSMITTED on February 12, 2026 to the following: Gins Estep, CED Administrator Justin Johnson, Development Engineering Director Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 2/12/2026 | 3:19 PM PST City of Renton Department of Community & Economic Development Billing Short Plat Administrative Report & Decision LUA24-000190, SHPL-A Report of February 12, 2026 Page 22 of 22 D_Billing_Short_Plat_260212_v4 Stephanie Rary, Property Services Specialist Nathan Janders, Development Engineering Manager Clark Close, Current Planning Manager Anjela Barton, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on February 26, 2026. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. EXPIRATION: The Administrative Short Plat decision will expire five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Billing Short Plat Land Use File Number: LUA24-000190, SHPL-A Date of Report February 12, 2026 Staff Contact Valerie Porter Senior Planner Project Contact/Applicant Dante Palmaffy 12925 47th Dr SE Everett, WA 98208 Project Location 14103 160th Ave SE Renton, WA 98059 The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Project Narrative, prepared by D. Palmaffy Design Exhibit 3: Plan Set, prepared by PEC Design and Consulting, LLC, dated March 25, 2025 Exhibit 4: Topographic Survey, prepared by Site Surveying, Inc., dated July 29, 2021 Exhibit 5: Building Site Plan, prepared by Cascade, dated May 1, 2023 Exhibit 6: Building Plan Set, prepared by Cascade, dated April 28, 2023 Exhibit 7: Landscape Plan, prepared by Kismet Design, LLC, dated June 4, 2024 Exhibit 8: Tree Protection Plan, prepared by A.B.C. Consulting Arborists, LLC, dated July 27, 2023 Exhibit 9: Construction Mitigation Description, prepared by D. Palmaffy Design Exhibit 10: Water Availability Certificate Exhibit 11: Technical Information Report (TIR), prepared by PEC Design and Consulting, LLC, dated August 23, 2022, revised on November 22, 2025 Exhibit 12: Geotechnical Engineering Evaluation, prepared by Nelson Geotechnical Associates, Inc, dated November 19, 2021 Exhibit 13: Advisory Notes Docusign Envelope ID: 55771A66-86E0-4A60-BC11-AE213CF62585